Category: Financial Wealth Through Group Homes

I go over all of this in depth in my FREE, STEP BY STEP 10_PART COURSE

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but lately many of you have been asking for more info….so here is some free cheese for you……

Homeless Providers Grant and Per Diem (GPD) Program (Learning how to obtain disabled veteran housing grants)

State, local and tribal governments and nonprofits receive capital grants and per diem payments to develop and operate transitional housing and/or service centers for Veterans who are homeless.

How It Works

VA funds an estimated 600 agencies that provide over 14,500 beds for eligible Veterans. Grantees work closely with an assigned liaison from the local VAMC. The VA GPD liaison monitors the services the grantees offer to Veterans and provides direct assistance to them.

Typically, the maximum stay in housing is up to 24 months, with the goal of moving Veterans into permanent housing eventually (Just remember, YOU ARE THE HOUSING)
WHO DO YOU PROVIDE HOUSING FOR?

The targeted Population are chronically homeless Veterans who suffer from mental-health or substance-use problems, or who struggle with maintaining sobriety; and Veterans with multiple treatment failures who may have never received treatment services, or may have been unsuccessful in traditional housing programs. These Veterans may have not yet fully committed to sobriety and treatment.HOW MUCH DOES IT PAY?

$45.79 PER DAY PER VET. YES, YOU READ THAT CORRECTLY. $45.79 PER DAY. 10 BEDS = $457.90 PER DAY! HOW MUCH IS THAT OVER 1 MONTH?

THINK YOU CAN MAKE ANY MONEY PROVIDING DISABLED VETS WITH HOUSING??

HOW DO I GET STARTED?

I hate to break it to you guys and gals but you are going to need to make an INVESTMENT. An INVESTMENT IN TIME AND MONEY. First, start by getting my free 10-STEP COURSE

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and start learning. If you want to waste time trying to learn this stuff on your own, by all means. But you will spending 100’s of hours and make no money – versus just GETTING IT FOR FREE

In the interim – IF YOU ARE IN ATLANTA – get on the phone and start calling the following contacts and begin networking!

Everyone loves to brag. The guys in the local business journals. The guys in the Wall Street Journal. The guys on YOUTUBE. What do they say?

“I have a 200 Million real estate portfolio”

To the average neophyte, this sounds impressive. And it very well maybe. Especially if it was purchased during the previous recession – or possibly you are an OLD SCHOOL Billionaire like Donald Sterling with tens of thousands of units. Someone in either of those positions is DEFINITELY in a position to brag.

BUT WHAT ABOUT THE GUY THAT STARTED BUYING IN 2014 and brags about his 200 MILLION PORTFOLIO?

Lets consider the facts:

Cap Rates in most tier 1 and even popular tier 2 markets around high 4 cap rates or maybe low 5’s. Of course, everyone thinks that they are buying an 8…..until the numbers actually present themselves in the lack of distributions.

So here is some quick math:

$200,000,000 Million of real estate that was purchased on CAP RATES of 5% will yield a net operating income of $10,000,000 per year.

Assuming an all debt transaction (No Equity) the annual (P&I) payments assuming a 4% Interest Rate over 30 years are $11.457,967.09

At the end of 12 months, you have lost $1,457,967.09

YOU READ THAT CORRECTLY

THE GUY BRAGGING ABOUT HIS $200,000,000 REAL ESTATE PORTFOLIO IS LOSING MONEY because he is buying stuff like this (and these advertised cap rates are way higher than actual)

Can he make this up by selling if the property value goes to $250,000,000? Yes! But from a pure cashflow standpoint, it is risky.

Interested In Learning How To Make 100% Returns On Your Money? Get My Free, 10-Part Course

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LETS TAKE THE RISK OUT OF THE CAP RATES AND INCREASE THEM A BIT. LETS ALSO PUT SOME EQUITY INTO THE TRANSACTION.

OK, now lets assume that the 200M of real estate was bought on an average of 5.5 – basically cap rates that avg out to 5.5%. Lets also assume that the owner (owners) injected 20% equity into the project:

TOTAL DEBT: $160,000,000

Interest Rate: 4%

Cap Rates: 5.5%

NET OPERATING INCOME: $11,000,000

Monthly P&I payments: $763,864.47

Annual P&I Payment: $9,166,373.67

NET INCOME BEFORE DEPRECIATION ETC = $1,833,626

Look, this is BIG MONEY. And the guy pulled off about a 9.1% CASH ON CASH RETURN on his money when he bought the portfolio with a blended avg. of 5.5% CAP RATES…..

BUT HOW MANY PEOPLE ACTUALLY HAVE $20,000,000 to put down?

If they raised $20,000,000 what guaranteed return would they need to offer their investors? And what % of the deal would they get for themselves?

Obviously, people have gotten tremendously wealth with this formula. But for the avg individual, this is very HARD to pull off. Assuming no appreciation and assuming an 8% pref, there is roughly $18,336 left for the GP’s to divvy up with their LP’s…..hardly a feast for anyone – unless you live in Venezuela!

I show people a very simple formula that I have used to create monthly passive income. You won’t become a millionaire overnight. And quite frankly, this is not a formula for someone that already has 7 figures saved up. This is the exact formula that I used to retire by first creating a $3,000 passive income stream and then repeating the process 10X over. Just 2 little properties can get you to $6,000 per month which is enough for most people to live comfortably on…..ESPECIALLY IF THEY DONT HAVE TO WORK FOR IT!

Sign up today for my free 10-part wealth building course. You Will Be Glad You Did

This Blog post will discuss the overall economy and the impact on Group Homes. Quick Tip: The Economy Doesn’t Matter when you own and operate Group Homes Like I Teach….However, If you own the real estate where your Group Home operates – interest rates and the economy may impact your overall wealth…..continue reading to learn why CASH FLOW is the name of the game in the Group Home Business

Where Are We in this 2018 business cycle?

Honestly, I don’t know. Quite frankly, if you are running and operating group homes, it really does not matter. The care home, assisted living, sober home, retirement home and other group home type industries literally will not be affected by a downturn in the economy unless the USA turns into Venezuala.

Why?

Because the trend is your friend. Demographics are destiny in today’s assisted living and group home world. Whether you live in Atlanta, Dallas, Los Angeles, Nashville or Miami people are retiring, people are abusing substances and all these people need group homes and care homes where they can live CHEAPLY. Yes, $400 – $800 per month. They will continue paying whether or not the stock market falls. This is what I teach in my free, 10-part course

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group home business cycle

BUT WHAT IF I OWN MY REAL ESTATE AND MY WEALTH IS STORED IN REAL ESTATE?

Ok, great question. Look, I am not running a hedge fund or a PE Fund. I am a main street guy off wall street that shows individuals LIKE YOU how to do what I have done. That said, here are my thoughts:

In the later part of the business cycle when the demand from businesses and consumers is picking up at a fast clip – basically faster than businesses have the ability to produce the goods and services wanted or needed prices begin to climb.

EXAMPLE: Housing in a supply constrained area like Northern Ca. Consumers (i.e. tech workers) are making lots of money and builders cannot produce more houses due to land scarcity, lack of labor, material shortages and of course Government Bureaucracy.

During phases like this, the profits become tremendous for builders or others that are producing what the end consumer wants. At that point, the government and the Fed will often get involved to slow down the increase in prices. They do this by increasing interest rates. In fed parlance, this is referred to as Monetary Tightening. This is the opposite of what we say during QE 1, QE2, QE 3 etc. When this happens, the stock values go down as do the value of other assets like real estate and entire businesses.

In the last few weeks, Mr. Market has been teaching those who listen how this works. The economy (from the stats we are provided from the GOVT.) is apparently pretty darn good. So the fed comes in and says, OK, time to lift rates or TIGHTEN. Notice how the stock market has gone down a bit….. Eventually this will cause a downtrend in prices and eventually demand will fall which leads to the next phase:

DEMAND WILL BE SIGNIFICANTLY BELOW THE ABILITY TO PRODUCE (THE OPPOSITE OF THE EXAMPLE GIVEN ABOVE RE: NORTHERN CA. REAL ESTATE)

EXAMPLE: How much can you afford per month if interest rates are 3% VS. 6%?

A million dollar home (give or take) would cost you $3,000 per month VS. $6,000 per month.

THIS IS WHY DEMAND FALLS WHEN INTEREST RATES RISE

At this point, the cycle would start all over again and the Fed would begin reducing rates making assets more affordable again.

This is why it is smart to pick up assets when the economy is weak. In essence, there is excess capacity on the end of the asset owners (think businesses, developers etc). Basically, they have employees to feed and not much demand so they lower prices. THAT IS WHEN YOU WANT TO BUY!

WHY 2018 IS AN INTERESTING TIME

The above is a very simple illustration of how things work. The reality is a bit different for a number of reasons. Here are a few:

Lower Taxes. You all just saw what happened with the tax bill. AT&T and other large companies are giving out bonuses. This is HUGE

Monetary repatriation. Trillions of overseas capital could come back to the Unites States

Interest Rates Are Already SUPER DAMN LOW! Central Banks cannot really lower rates at the moment due to how low they currently are

Obviously, if you hold your wealth in real estate, own a large group home business or other means of production now MAYBE a great time to sell. Especially if you are nearing retirement.

But my method for how to operate Group Homes, Care Homes and other Assisted Living type properties focuses on producing CASH FLOW. Each and every month, my goal is to produce MONSTER TIDAL WAVES of recurring income from these group homes. Do I own real estate? Yes, lots of it. But the cash flow that comes in from the group homes is what allows me to live and be free.

THE END SUMMARY:

Don’t worry too much about the overall economy and the value of your assets. Focus TODAY on getting your group home up and going or expanding your group home empire.

I teach people how to do this in my FREE, 10-Part Course. If you haven’t signed up, I urge you to do this today.

HOW TO BUY FORECLOSURES FOR PENNIES ON THE DOLLAR AND TURN THE FORECLOSURE INTO A MONTHLY OIL WELL THAT PRODUCES BIG PROFITS

I will buy 30 – 40 or so homes like this (buy foreclosures) in 2018. These houses may look like trash, but with a bit of knowledge you can turn them into TREASURE. Yes, foreclosures can be your GOLD

Let me give you an idea of what can be done with a foreclosed house like this and for what price you can pick up foreclosures for depending on your city

This foreclosed property was purchased for $28,000.

I will spend probably $10,000 on labor and another $5,000 – $10,000 on materials fixing it up. Rounded up, this house will cost me roughly $50,000 when it is all said and done. The final value? Probably $130,000 on the low to $160,000 on the high. To me, it really doesnt matter. What matters is the income that it will generate.

I WILL RENT IT TO MY GROUP HOME BUSINESS FOR $1,000 per month.

Market Rents would be about $1,200 / month

How to buy Distressed and foreclosed Real Estate For Income

Whether you want to use foreclosed houses like this for your group home or care home business, rent them out, sell them on terms or flip them for cash –

YOU HAVE A LOT OF OPTIONS.

This website is dedicated to showing people like you how to set up and operate gr0up homes. One part of the wealth building formula that I teach is

FINDING FORECLOSED PROPERTIES

like this, fixing them up and then holding onto them.

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Look, the houses dont even need to be foreclosures. They could be short sales or simply distressed property. Another secret is knowing WHERE to look. If you are in Los Angeles, chances are you are going to have a tough time finding foreclosures at the moment. The banks are holding onto them. So you need to look elsewhere. But once you find the location – AKA your farm area, you can find an ABUNDANCE of motivated sellers. Just remember, the window of opportunity usually doesnt last long. Heck, just look at Detroit!

In a nutshell, you need to learn how to market for these types of properties. After you learn how to find them, you need to learn how to fund them.

After that comes the HARDEST PART.

Learning how to fix them without getting taken advantage of.

YES. THE CONSTRUCTION ASPECT

This is where most people lose their asses. The final part is EASY. Renting, Selling or Financing them out.

I have compiled all of this in my step by step system. Continue checking in on the Blog or simply sign up for my FREE, 10-Step GROUP HOME COURSE

On a client consulting call yesterday, one of my students asked about grants. I explained to her that yes, Homeless Vet Grant Per Diem Grants were available, but the money flow looks like this:

FED GOVT—TO THE STATE GOVT—-TO LOCAL GOVT—TO LOCAL PROVIDERS

WHAT ARE LOCAL PROVIDERS?

Local providers are people like you!

They are also the local CANS (Community Action Networks) and other non profits that are responsible for administering the homeless veteran grant per diem program monies and other different grants. Once you begin building relationships with these local grant recipients and marketing your housing options to them, they will begin contacting you! Typically, they will look to help place people for the following reasons:

Bridge Housing: Emphasizes short stays, quick connection to permanent housing and necessary supportive services and benefits for homeless veterans that are in need of the grant per diem

Transition-in-Place: This is more of a section 8 type program where the homeless veteran grant per diem program is essentially run through the section 8 VASH program office. It is a time limited transitional housing option where the veteran takes over the lease as their permanent housing.

HOW MUCH CAN I CHARGE PER NIGHT, WEEK OR MONTH WHEN HELPING HOMELESS VETERANS ON THE GRANT PER DIEM PROGRAM?

It runs the gamut, but by and large $18 – $46 night (FOR HOUSING ONLY). Remember, there are multiple “types” of grants within the homeless veteran space (Mentally Ill, chronically homeless etc) and all pay different amounts. Remember, the homeless veteran grant per diem program is just one of many funding options for you!

In my Gold Course, I outline the different niches that you can serve once you get into the group home industry. At the very beginning however (unless you already have an “in”) I recommend being a broad based provider for a variety of special needs communities. Don’t restrict yourself to homeless veterans only – open it up for all types of people. Eventually, as you begin building up your network of Doctors, nurses, case workers, social workers etc. your phone will begin ringing off the hook and you can begin setting up specific homes for specific needs – i.e. homeless vets struggling with substance abuse issues

WHO CAN I CONTACT TO LEARN MORE ABOUT THE Homeless Veteran GRANT PER DIEM PROGRAM?

I typically only help my Coaching Clients build out lists of names and numbers in their local community – but today I want to give out some more specific info. Because I do not know exactly where you live, the best place to start is at the VA Headquarters.

What you can do is reach out to the following list of people in DC and ask them whom to get in touch with in your local community.

When you get your first or 15th Group Home up and running the most important part of the business – Aside from marketing – is collections- Specifically, learning how to collect SSI and SSDI Direct Express Federal Payment. Remember, CASH FLOW is the oxygen of your business. You need it to live! And the best thing about this business is the fact that your clients get paid EACH AND EVERY Month…Yes, your clients all receive SSI and SSDI Federal Payments directly onto their direct express cards between the 1rst and the 3rd of each month….

A business without Cash Flow is like a Human without circulating blood. You are Dead!

Your Group Home Needs An Automated Method For Collecting The SSI or SSDI Federal Payment That Your Clients Receive On Their Direct Express Card

1. Set yourself up as the Representative Payee on your Client’s Social Security Disability Check, Direct Express Card or work with a Rep-Payee Organization (Salvation Army, Genesis etc.)The above method should be priority #1. Not a lot of my students understand the ins and outs of being a rep-payee. A representative payee is a person or an organization that is appointed to receive the Social Security or SSI benefits for anyone who can’t manage or direct the management of his or her benefits. The Federal Payments are sent each and every month to the recipients Direct Express Card.If you need a copy of the REPRESENTATIVE PAYEE FORM Send me an EMAIL2. Sign up with a Credit Card Merchant Processing Company And Begin Running Your Clients ATM, DEBIT, CREDIT OR DIRECT EXPRESS CARD SO THEIR SSI and SSDI Federal Money Goes DIRECT TO YOU

Each and everyone of your clients will be getting $550 – $1,500 per month from the Federal Govt on their Direct Express Card and many of them have this amount direct deposited to their Direct Express Card. If your clients currently are receiving paper checks, and you would rather have them receive the money electronically, call the following number to get them signed up so that the SSI and SSDI Direct Express Federal Payment hits monthly:

1-800-333-1795

SUMMARY

Signing up for Credit Card Processing is EASY! There are literally hundreds of merchant service offerings out there, but STRIPE AND SQUARE maybe the easiest. Your other primary method of collections will be through an outsourced Rep-Payee Company. Remember, disabled vets and others all receive SSI and SSDI Direct Express Federal Payment each and every month….It is up to you to make sure that this SSI and SSDI Direct Express Federal Payment money goes towards the things that matter most. Things like:

First of all, I eat, sleep and live significantly better since I got rich. I also worry less, especially about small things that most people worry about every day.

About 11 years ago I stayed in an average hotel in Santa Barbara. During my checkout, the gentleman at the front desk informed me that I made a huge stain on the wall in my room and they will have to charge me for the damage.

I barely stayed in the room and I was pretty sure that I had nothing to do with the stain. Maybe the housekeeping lady accidentally stained the wall. Anyway, the guy insisted that I have to cover the damage.

This literally ruined my vacation. I was saving for so long to afford a decent family vacation and any unexpected expense was a reason to worry about.

On the other hand, If this happened today I wouldn’t bother at all. If I end up being charged I can easily afford it.

Not to mention that something like this would never have happened at the expensive resorts I spend my vacations now.

That’s why I enjoy being rich. I don’t have to worry about irrelevant things such as where to dine in, where to park or when the flight tickets are the cheapest. Being rich saves a lot of time and effort.

Back in the days, I would spend hours reading reviews and thinking if a certain online course, program or book is worth the money. I just don’t care now. I will buy it and determine myself.

I transferred the formula that made me rich into an online course. I don’t want every single little problem to ruin your day. I want you to have more awesome days like I do!

I am so grateful for the amazing life I have now and I feel that is my obligation to make your days better.

From all your questions I got so far, I have noticed one thing that is common for most of my subscribers. You overthink things!

I get a lot of questions related to the price of my Gold Course and personal seasons. “Will they to pay off?” So, let me break down the cost vs the benefit of the Gold Course.

First of all, I am sure that most of your expenses on monthly basis are more than $100. You may pay for gas, food, rent, student loans and so on. Probably just your gym membership is less than $100.

On a list of your monthly expenses, my Gold Course would be somewhere on the bottom. But this course won’t cost you another $149 next month.

So, you pay for it once and use it for a lifetime. If you are patient and committed, this one-time small expanse can turn into a monthly income.

After more than 10 years in the business, I can say I am rich in every sense of the word. I help people who are on the bottom. I see them grow. I see them stand on their feet again. I see some of my former tenants with their own houses, families, cars and even group homes.The feeling is priceless!

This is not a course only about how to start your own business. This is a course that will teach you how to change your life. If someone told me that the life I desire will cost me $149, that would have sounded like one hell of a deal to me!

Overthinking is just useless. Things will come to you depending on how motivated, inspired, driven, committed, patient and ready you are. And things will come as soon as possible if you START NOW.

HOW TO MAKE GROUP HOME RICHES THE RIGHT WAY BY WORKING LESS AND SUCCEEDING MORE. GROUP HOME RICHES IS NOT JUST FINANCIAL. IT IS GROUP HOME RICHES IN THE SPIRITUAL SENSE AS WELL

Most people tend to overwork when they want to make more money. That’s not a bad idea. But on a long-term basis, something will break if you work a lot. You may lose most of your friends, get divorced or put your health at risk. So, even if you feel that you can handle 55-60 or more hours per week now, that won’t last long.

And at the end of the day, you don’t want to miss living life because you were busy making money.

Hard work is simply not enough. It could help at some point, but you won’t be able to maintain the same energy and productivity after years and years of hard work.

The corporate world taught us that more work equals to more respect. I was personally happy 15 years ago when my boss gave me more responsibilities. So my promotion wasn’t a promotion at all. I wasn’t moving forward in life. I was working more and had less time for everything else that I love to do.

So, I figured out that I had to work hard but for myself. Only when you work hard for yourself you could succeed more.

I was able to grow my group home business and hire other people to work for me. I have a lot more free time now and a lot bigger monthly passive income. So hard work pays off, but only when you don’t have to work that hard anymore.

If you want to find out how to achieve more with less effort check my Gold Course. All I am asking is a bit of your time and determination. You’d be surprised how your life could change in just months.